The Lakeshore
Before “Jurong Lake District” became Singapore’s most-anticipated urban brand, there was simply a large lake and a cluster of condominiums that believed in the west long before the planners made it official. The Lakeshore is one of those originals — 848 units completed in 2007 on a 99-year lease from 2002, sitting close enough to Lakeside MRT to walk, yet far enough from the hype cycle to trade at prices that still make financial sense for owner-occupiers and yield-focused investors alike (as of 2026-05).
With an average resale PSF of roughly S$1,489 and gross rental yields tracking around 3.7%, The Lakeshore sits in an unusual sweet spot for District 22: mature enough to have established greenery and a settled community, large enough (848 units) to maintain deep resale liquidity, and positioned within the catchment area of a masterplan that will eventually bring 100,000 new jobs and 20,000 new homes to Jurong Lake District by 2040. Buyers evaluating The Lakeshore today are, in effect, making a bet on whether the infrastructure spending that is already under construction — the Jurong Region Line (delayed to mid-2028 for Phase 1) and the Cross Island Line (Phase 1 targeting 2030) — will compress the historically wide OCR-to-CCR pricing gap in the west.
What this review does not pretend: that 76 years of lease remaining is a non-issue, or that the JLD masterplan timeline has no execution risk. Both factors deserve honest treatment — and both are covered below. See the Jurong Lake District investment guide for the full macro backdrop before forming a view on The Lakeshore specifically.
Overview & Key Facts
The Lakeshore is an 848-unit mega-development by Lakeshore Pte Ltd, a subsidiary of CDL (City Developments Limited) and partner developers, located along Jurong West Street 41 in District 22 (Outside Central Region). Completed in 2007 on a 99-year lease commencing 2002, the development comprises three 17-storey towers designed by Ong & Ong Architects around a spa-village and healthy-living theme, spread across a generous 26,990-square-metre site directly opposite Lakeside MRT station on the East-West Line.
The numbers tell a story of steady, if not spectacular, appreciation tempered by the approaching lease headwinds. With 166 recorded sales transactions at an average price of $1,422,810 and a trailing PSF of $1,495, The Lakeshore has appreciated from roughly $1,191 psf in 2020 to $1,509 psf in 2025 — a 27% gain over five years driven largely by the broader market uplift and Jurong Lake District optimism. The rental market is the development’s strongest suit: 1,032 rental transactions at a median rent of $4,350 deliver a gross yield of 3.71%, meaningfully above the District 22 average. The profitability score of 71/100 reflects that the majority of resellers have made money — 75.8% of sub-sale and resale transactions at The Lakeshore were profitable — making it the most profitable condo in all of District 22 by transaction count.
Location & Connectivity
The Lakeshore sits at the confluence of two transformative forces: Jurong Lake itself — a scenic reservoir bordered by the Chinese and Japanese Gardens — and the emerging Jurong Lake District (JLD), Singapore’s planned second Central Business District. The development fronts Jurong West Street 41, a residential road that benefits from being set back from the major arterials while remaining within a 3-minute walk of Lakeside MRT.
The neighbourhood is anchored by Jurong Lake — a 70-hectare reservoir surrounded by the Chinese Garden, Japanese Garden, and the upcoming Jurong Lake Gardens that will unify these green spaces into a single 90-hectare park (comparable in scale to the Botanic Gardens). Residents enjoy waterfront jogging paths, cycling trails, and unobstructed views of the lake from higher floors. The Jurong Lake District masterplan envisions a mixed-use precinct with office towers, retail, entertainment, and residential developments integrated around the lake — a transformation that could fundamentally reshape the character and property values of the area over the next 10–15 years.
Daily amenities are well served. Westgate, JEM, and JCube (now redeveloped) at Jurong East — one MRT stop away — form one of the largest suburban retail clusters in Singapore. Closer to home, Boon Lay Shopping Centre and Taman Jurong Shopping Centre provide neighbourhood retail and hawker options. Ng Teng Fong General Hospital, the major public hospital serving Jurong, is a 5-minute drive. The Canadian International School (Lakeside Campus) is immediately adjacent — a major draw for expatriate families. The school catchment for local families includes West Grove Primary (0.51 km), Hillgrove Secondary (0.61 km), and Palm View Primary (0.64 km), all within comfortable walking distance.
Schools & Education
6 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| West Grove Primary School | primary | Within 1 km |
| Hillgrove Secondary School | secondary | Within 1 km |
| Palm View Primary School | primary | Within 1 km |
| Concord Primary School | primary | Within 1 km |
| Rulang Primary School | primary | Within 1 km |
| Lakeside Primary School | primary | Within 1 km |
| Jurong Primary School | primary | Within 1 km |
| Corporation Primary School | primary | ~1.0 km |
Facilities
The Lakeshore was designed around a spa-village and healthy-living concept — an ambitious thematic vision that, nearly two decades after completion, still delivers a facility experience well above the OCR average. At 26,990 square metres of site area for 848 units, the amenity density is generous, and the resort-like landscaping gives the development a sense of spaciousness that compensates for the comparatively compact unit sizes.
The aquatic facilities are the centrepiece. The main swimming pool extends across a substantial stretch of the development, complemented by a fun pool for families, hot and cold spa pools, Jacuzzis, and a series of water features. The spa-village theme carries through to hydro-massage jets, a foot reflexology path, and spa alcoves — unusual amenities that give The Lakeshore a wellness dimension rarely found in developments of this era. For active residents, a full-sized tennis court, badminton hall, basketball court, beach volleyball court, and a well-equipped gymnasium cover the major sporting disciplines. Barbecue pavilions, a children’s playground, and landscaped gardens round out the communal spaces.
“Lakeshore is a great place to live if you can afford it. While the cost of buying is expensive, maintenance fees are cheap. The facilities are fantastic — I doubt there’s any better condo in the whole of Jurong. The pool area has a resort feel, the gym is well-maintained, and the spa features are something you just don’t see in most condos. We use the BBQ area almost every weekend.”
— Owner-occupier, three-bedroom (Singapore Expats Forum)
A distinctive healthy-home feature is the Aqueous system — dispensers that extract potable water from air vapour — complemented by anti-bacterial air conditioning systems with fine dust and deodorising filters in every unit. While these were cutting-edge in 2007, they remain functional and appreciated by residents as practical quality-of-life additions. MCST maintenance has been well-managed: residents consistently report that the grounds, pool, and common areas are kept to a high standard, and the maintenance fees remain reasonable for a development of this size and facility range. The lush landscaping, mature trees, and water features create an evening ambience that softens the development’s 848-unit scale.
Unit Sizes & Layout
The Lakeshore offers a range of two-bedroom to four-bedroom apartments and maisonettes, with sizes spanning from 860 sqft to 1,466 sqft across three 17-storey towers. The unit mix is weighted toward family-sized configurations — three-bedroom units form the development’s core offering and represent the majority of resale transactions. The 2007 completion date means unit layouts follow the more generous spatial norms of that era: bedrooms that genuinely fit queen beds with circulation space, living-dining areas with defined zones, and kitchens that accommodate full-sized appliances.
The finishing standard reflects its 2007 vintage — functional and durable, but showing its age compared to the branded fittings and smart-home features of 2020s launches. Bathroom fittings and kitchen cabinetry are original-specification in many units, and buyers should budget $30,000–50,000 for renovation of a three-bedroom unit to bring it to contemporary standards. That said, the floor plates are efficient with minimal wasted space — rooms are regular rectangles rather than the awkward triangular or irregular shapes sometimes found in newer developments maximising unit count. The maisonette configurations at the upper end (1,466 sqft) offer double-height living spaces and a sense of volume that is increasingly rare in OCR developments at any price point.
At the development’s average PSF of $1,495, a three-bedroom unit of approximately 1,100 sqft transacts at roughly $1.64 million — competitive for a lakeside location with direct MRT access, but buyers must weigh this against the 75-year lease reality. The same quantum buys a newer-build unit in competing developments with a full 99-year lease. This is the central trade-off: superior location and MRT proximity versus lease depreciation that is now an active headwind rather than a distant concern.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 48 | $1,311 | $1,190,660 |
| 3 BR | 117 | $1,313 | $1,504,125 |
| 4 BR | 6 | $1,271 | $1,964,667 |
Pricing & Market Position
Based on 171 recorded transactions, sale prices range from $945,000 to $2,150,000, averaging $1,432,294 (~$1,489 psf).
Rents range from $1,300 to $7,400 per month across 1042 rental transactions. Current rental yield sits at approximately 3.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 38.5% (from $1,076 to $1,491 psf).
Neighbourhood Comparison
The Lakeshore ($1,495 psf, 99-year from 2002, 75 years remaining) sits in a District 22 competitive landscape that has shifted dramatically with the arrival of new-launch developments capitalising on the Jurong Lake District narrative. The most direct new-launch comparison is J’Den ($2,475 psf, 99-year from 2023), a 368-unit development at Jurong East MRT. J’Den commands a 65% PSF premium through its brand-new build, full 99-year lease, direct Jurong East MRT interchange access, and positioning as a JLD gateway project. The lease differential alone is decisive for many buyers: J’Den starts with 97 years versus The Lakeshore’s 75. For buyers who can afford the quantum jump, J’Den offers a fundamentally different risk profile. The Lakeshore counters with a lower absolute entry price ($1.4M versus $1.8M+ for comparable sizes), established facilities, and a proven rental track record that a new launch cannot yet demonstrate.
LakeGarden Residences ($2,156 psf, 99-year from 2023) along Yuan Ching Road is the nearest new-launch neighbour, a 306-unit boutique development that directly targets the lakeside lifestyle segment. At 44% above The Lakeshore on PSF, LakeGarden Residences offers a fresh 99-year lease, modern finishes, and smart-home features, but with a smaller unit count and less established facilities track record. Sora ($2,211 psf, 99-year from 2023), a 440-unit development along Yuan Ching Road, similarly commands a 48% premium. Both new launches highlight The Lakeshore’s lease disadvantage while underscoring the price advantage that the older development retains for yield-focused buyers.
The most instructive resale comparison is J Gateway ($1,894 psf, 99-year from 2012, 85 years remaining), a 738-unit development directly above Jurong East MRT. J Gateway sits 27% above The Lakeshore on PSF, reflecting its superior MRT interchange location (Jurong East serves both East-West and North-South Lines) and 10 additional years of lease. For buyers weighing resale options, J Gateway offers the better long-term lease profile while The Lakeshore offers a lower entry price and stronger current yield. Among older resale peers, Westwood Residences ($1,256 psf, 99-year from 2013) is the budget alternative — 16% cheaper than The Lakeshore but further from MRT and without the lakefront positioning. The Lakeshore’s 240m MRT proximity remains its trump card in any resale comparison within the district.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE LAKESHORE | 99 yrs lease commencing from 2002 | 2007 | 848 | $1,489 |
| J'DEN | 99 yrs lease commencing from 2023 | 2023 | 368 | $2,475 |
| THE LAKEGARDEN RESIDENCES | 99 yrs lease commencing from 2023 | 2023 | 306 | $2,159 |
| SORA | 99 years leasehold | 2024 | 440 | $2,218 |
| J GATEWAY | 99 yrs lease commencing from 2012 | 2016 | 738 | $1,896 |
| LAKEVILLE | 99 yrs lease commencing from 2013 | 2018 | 696 | $1,633 |
Lease Decay Analysis
The 99-year lease runs from 2002, meaning approximately 24 years have already been consumed. Roughly 75 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~75 years | Full bank financing available |
| 2032 | ~69 years | CPF usage still unrestricted for most buyers |
| 2041 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2061 | ~39 years | Significant financing restrictions for next buyer |
| 2101 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~65 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates THE LAKESHORE across multiple dimensions.
What Residents Say
“We’ve lived here since 2009 and watched Jurong transform around us. The location is unbeatable — Lakeside MRT is literally a 3-minute walk, the lake is gorgeous for evening jogs, and JEM and Westgate are one stop away. The facilities still hold up remarkably well for an 18-year-old condo — the spa pools and reflexology path are genuinely unique. Our main concern is the lease — we bought at $850 psf and it’s now $1,500, but we know the next 15 years won’t replicate that growth. We’re planning to sell within 5 years while financing is still accessible for buyers.”
— Owner-occupier, three-bedroom, since 2009 (PropertyGuru)
“Beautiful place with lovely pools and very convenient near Lakeside MRT. The size of the condo unit is quite small and easily cluttered, so you need to be smart with storage. But the trade-off is worth it for the location. My kids walk to school at West Grove Primary and I take the MRT to Raffles Place — door to door is about 40 minutes, which is reasonable. The Canadian International School next door means we have a lot of expat neighbours, which gives the estate a cosmopolitan feel.”
— Owner-occupier, three-bedroom (Singapore Expats Forum)
“I bought a two-bedroom here as a pure rental investment three years ago at $1,300 psf. Currently tenanted to an expat family at $4,200 per month — the yield is around 3.8% gross, which is strong for the west. Lakeside MRT sells itself to tenants, and the Canadian School next door means I get a steady stream of expat families looking to rent. My exit strategy is clear: sell within 7–8 years before the lease hits the 65-year mark. This is a yield play, not a capital gains play at this stage of the lease.”
— Investor-owner, two-bedroom, since 2023 (99.co)
“The MCST does a good job keeping the estate maintained. Pools are clean, landscaping is lush, and the BBQ areas are popular but well-managed with a booking system. The gym equipment has been progressively upgraded. My only gripe is parking — with 848 units, the weekend visitor parking situation gets tight, especially when Canadian School has events. The Jurong Lake District plans give us hope that the area will continue improving, but honestly, the lease issue is the elephant in the room that every owner here thinks about.”
— Owner-occupier, four-bedroom maisonette, since 2012 (EdgeProp)
Lakeside MRT walkability. The Lakeshore sits within comfortable walking distance of Lakeside MRT (EW26 on the East-West Line), which provides a one-stop connection to Jurong East interchange and from there direct access to the CBD via the green line. For a large suburban development, this is a meaningful locational moat: most 848-unit OCR condominiums built in the same era are bus-dependent. Check live commute times across the district using the commute time map to confirm travel duration to your workplace before viewing.
Resale liquidity and transaction depth. With approximately 172 URA-recorded resale transactions (as of 2026-05) and a large 848-unit base, The Lakeshore offers the kind of resale velocity that smaller boutique condos cannot match. According to URA REALIS transaction data, prices have traded in the S$1,267–S$1,657 psf band over the past 12 months with an average of approximately S$1,492 psf — a reasonably tight spread that signals market efficiency rather than distressed thin trading. The development’s size also means that upgraders comparing multiple units within the same block can negotiate without being held hostage to a single seller’s ask.
Mature greenery and resort-feel layout. TOP in 2007 means The Lakeshore has nearly two decades of landscape maturity. The podium gardens, cascading pool deck, and proximity to Jurong Lake Gardens (the 90-hectare national garden opened in 2019 as Singapore’s third national garden) give the project an amenity envelope that newer launches at higher PSF cannot replicate immediately. Residents consistently highlight the resort-like ambience as a primary reason for renewing tenancies or staying long-term.
JLD macro tailwinds already priced in — partially. The Jurong Lake District masterplan envisions a 410-hectare mixed-use precinct larger than Marina Bay (360 ha). The first GLS land parcel in the master-developer site was released in March 2026, restarting momentum after several years of pandemic delay. Compare The Lakeshore’s current resale PSF against the estimated launch PSF of S$2,300–S$2,500 for Lakeside Grand (CDL’s new launch nearby on the GLS Lakeside Drive site) and the discount to new-launch pricing is stark. For buyers who want JLD exposure without new-launch PSF, established projects like The Lakeshore remain the most cost-efficient entry point (as of 2026-Q2). Use the District 22 price heatmap to benchmark current psf across comparable projects.
CPF and financing eligibility. At 76 years remaining lease, The Lakeshore still qualifies for CPF Ordinary Account usage and standard bank financing — both subject to the lease covering the youngest buyer to age 95 under MAS rules. Buyers in their late 30s to mid-40s purchasing for owner-occupation remain within the financing window for a 25–30-year loan tenure. Verify your specific loan ceiling with the affordability calculator before proceeding to valuation.
Lease decay at 76 years is real and compounds. The Lakeshore’s 99-year lease from 2002 leaves approximately 76 years as of 2026. While this is not the “danger zone” of sub-60-year leasehold, it is entering the range where the SLA leasehold depreciation curve begins to steepen noticeably. CPF withdrawal limits and loan-to-value ratios tighten once lease remaining drops below the youngest-buyer-to-95-years threshold, and the bank valuation discount relative to freehold comparables will widen over the next 10–15 years. Buyers who plan to hold beyond 2040 should model the exit price explicitly — the lease decay calculator lets you project residual value at various holding periods. Long-hold investors who rely on lease-driven land-value uplift (typical for en-bloc plays) face a harder case here: at 76 years, any collective sale attempt would need unanimous owner consent plus an STB application, and acquirers would price the residual lease into their redevelopment premium.
Competition from new launches at higher PSF. The pipeline of new launches in the JLD corridor — Lakeside Grand at S$2,300–S$2,500 psf, SORA at the Lakeside precinct, J’Den at Jurong East — resets the reference price for the area upward (as of 2026-Q2). While this benefits The Lakeshore’s resale value directionally, it also means buyers willing to stretch their budget can access newer facilities, fresher leases (99 years from ~2024), and units that carry no lease-decay discount. Sub-sale and resale buyers will increasingly benchmark against new-launch PSF, compressing the “value gap” that currently makes The Lakeshore attractive. Review the full District 22 market overview for current project comparisons.
JRL delay adds commute uncertainty near-term. The Jurong Region Line Phase 1, which would add feeder connectivity for western Jurong commuters, was delayed to mid-2028 (announced March 2026) due to above-ground construction complexity. The Cross Island Line Phase 1 targets 2030. Until both lines open, residents of The Lakeshore are dependent on the East-West Line via Lakeside MRT — a single-line commute into the CBD that is workable but not future-proof against disruptions. See the Jurong Region Line property guide for the full station-by-station coverage impact.
Unit layout and age. Units in a 2007 development were designed to 1990s and early-2000s floor-plan conventions: living rooms are generous, but bedroom widths and kitchen layouts often feel dated by current buyer expectations. Renovation costs for a full refresh can run S$80,000–S$120,000 for a three-bedroom unit — a non-trivial additional outlay on top of the acquisition price that buyers should factor into their total acquisition cost modelling. The MAS residential property loan rules cap renovation financing, so this cost is typically cash-funded.
[
{
"persona": "HDB upgrader (first private purchase)",
"fit_color": "green",
"reason": "The Lakeshore’s resale PSF of ~S$1,492 psf (as of 2026-05) and large unit base make it one of the most accessible private condo entry points in District 22. CPF usage and standard bank financing remain available. The step up from an HDB in Jurong East or Jurong West is financially calibrated, and MRT walkability reduces the lifestyle adjustment."
},
{
"persona": "Long-term owner-occupier family",
"fit_color": "green",
"reason": "Mature greenery, proximity to Jurong Lake Gardens, and multiple school catchments (including Canadian International School Lakeside nearby) make The Lakeshore a strong family hold. Buyers in their 30s entering a 25-year mortgage cover the lease adequately. The resort-feel compound suits families more than investors chasing turnover."
},
{
"persona": "Yield-focused investor (rental)",
"fit_color": "amber",
"reason": "Gross rental yield of ~3.7% (as of 2026-05) is decent for OCR but not exceptional once property tax, maintenance fees, and vacancy are factored in. Net yield after costs typically lands around 2.5–3.0%. Suitable for investors with a long-dated view on JLD employment uplift driving rental demand, but not a high-conviction pure-yield play at current PSF."
},
{
"persona": "Short-hold investor (3–5 year flip)",
"fit_color": "amber",
"reason": "Capital appreciation potential is real if JLD office take-up accelerates and the JRL opens on schedule, but the timeline is 2028–2032. A 3-year hold starting 2026 may not capture the full infrastructure premium. Seller’s stamp duty (SSD) applies if sold within 3 years. Model exit scenarios carefully using the <a href=\"/calculator/roi\">ROI calculator</a> before committing."
},
{
"persona": "En-bloc speculator",
"fit_color": "red",
"reason": "At 76 years remaining lease and 848 units, an en-bloc collective sale faces extremely high coordination cost and is unlikely to attract a developer premium that outbids the current resale market. The land value story that works for older 60-year-lease projects near the MRT does not apply here in the same way. Do not buy primarily for en-bloc optionality."
},
{
"persona": "Foreigner / permanent resident buyer",
"fit_color": "amber",
"reason": "ABSD of 60% for foreigners (as of 2026-05) makes any private purchase extremely capital-intensive. PRs face 5% ABSD on a first purchase. The Lakeshore’s OCR location and leasehold status do not warrant the ABSD premium for most foreign buyer profiles. Verify stamp duty exposure via the <a href=\"/calculator/stamp-duty\">stamp duty calculator</a> before proceeding."
}
]
The Lakeshore is best described as a conviction hold for patient west-siders — not a trading play, not an en-bloc story, but a fundamentally sound project for buyers who want Lakeside MRT walkability, resort-grade amenity, and proximity to Singapore’s most ambitious urban transformation at a price that remains meaningfully below new-launch benchmarks (as of 2026-Q2).
The lease decay risk is real but manageable for buyers aged 35–50 purchasing for owner-occupation on a 20–25 year hold. The JLD macro story — 100,000 new jobs, two new rail lines, the first GLS parcel released in March 2026 after years of stall — provides a credible capital appreciation thesis, though the timeline is long-dated and buyers should stress-test it against the possibility of further infrastructure delays. The discount to Lakeside Grand’s estimated PSF of S$2,300–S$2,500 (CDL, new launch 2026) provides a built-in margin of safety. Buyers comparing projects across the corridor should use the side-by-side comparison tool to quantify the PSF gap before deciding between established resale and fresh-lease new launch.
Recommended holding period: 7–12 years, targeted around the Cross Island Line Phase 1 opening (circa 2030) and early JLD office occupancy. Exit before the lease falls below 60 years (circa 2042) to preserve both CPF-eligibility for the next buyer and full-bank-financing optionality. For investors, net yield at current entry is workable at roughly 2.5–3.0% after costs — consult the cash flow calculator to model the full rental P&L including MCST fees and vacancy buffers. Overall rating: solid OCR mid-tier for patient capital, overpriced for short-term momentum traders, and unsuitable for en-bloc speculation.